1992-05-06 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
May 6, 1992
Rogers Center for Commerce - East
Barclay Boulevard/Aptakisic Road - Planned Unit Development
in the Industrial District -- Workshop #1
Jewish Council for Youth Services, Route 83 west of the
LaSalle Bank property - Rezoning to the Office and Research
District and Approval of a Special Use and
Preliminary Plan for Child Care Center -- Workshop #2
•
Vice Chairman Goldspiel called the meeting to order at 7:30 p.m. in
the Municipal Building, 50 Raupp Boulevard, Buffalo Grove,
Illinois.
Commissioners present: Mr. Goldspiel
Mr. Krug
Mr. Rhodes
Ms. Genell
Mr. Samuels
Commissioners absent: Chairman Silbernik
Ms. Howard
Mr. Rosenston
Also present: Mr. William Schmitz , Arthur J. Rogers & Co.
Ms. Jeanne Rogers, Arthur J. Rogers & Co.
Mr. Martin Kennelly, Arthur J. Rogers & Co.
Ms. Kathi Rogers, Arthur J. Rogers & Co.
Mark A. Pollak, The Brickman Group, Ltd.
Mr. John Schraw, John P. Schraw Architect
Mr. Jeffrey R. Brown, Jeffrey R. Brown
Associates
Mr. Greg Steinberg, Jewish Council for
Youth Services
Mr. Joseph R. Krusinski, Podcor
Construction Company
Mr. Brian Rubin, Village Trustee
Mr. Jeff Braiman, Village Trustee
Mr. Robert E. Pfeil, Village Planner
Buffalo Grove Plan Comm-Regular Meeting-May 6, 1992-Page 1
g g Y g
APPROVAL OF MINUTES
Moved by Commissioner Rhodes, seconded by Commissioner Genell, to
approve the minutes of the Public Hearing of April 15, 1992 and the
Regular Meeting of April 15, 1992. Commissioner Goldspiel noted
corrections to be made on pages 7 and 10 of the Public Hearing and
corrections to be made on page 10 of the Regular Meeting. All
Commissioners were in favor of the motion as amended, and the
motion passed unanimously.
COMMITTEE AND LIAISON REPORTS
Commissioner Genell reported on the Village Board meeting of April
20, 1992, attended by Commissioner Howard. She stated that the
items discussed were as follows:
1. Depot Place annexation agreement was continued to May 18; the
stormwater detention and loop road issues still need to be
resolved.
2 . Ordinance 92-36 adopting the official Comprehensive Plan and
official map was approved and passed unanimously.
3 . Ordinance 92-37 amending the Planned Unit Development
Ordinance for the Grove Shopping Center was approved
unanimously.
4 . Issues concerning the landscaping along the Dundee Road
sidewalk at Greenridge Road was continued to the next
meeting.
5. Discussion was held regarding the Buffalo Grove Road and
Prairie Road realignment. A decision on the configuration of
the proposed road has been deferred until further discussion
between the Village of Buffalo Grove and Vernon Hills has
been completed.
5. Pump station No. 2 improvement was approved, albeit without a
parking lot addition for the playground and ball field.
Commissioner Genell reported on the Village Board Meeting of May 4,
1992 which she attended and stated that:
1. The Buffalo Grove Police Department had received an
outstanding reaccreditation report which was a tribute to the
Village.
2 . A report was given by Mr. Balling on the supplemental state
Buffalo Grove Plan Comm-Regular Meeting-May 6, 1992-Page 2
income tax. Some projects will be deferred, however, the new
Geographic Information System will be purchased.
3. Ordinance 92-38 authorizing appropriations for the Village of
Buffalo Grove for the period May 1, 1992 through April 30,
1993 was approved unanimously.
4. Ordinance 92-39 approving rezoning from R-1 to R-9 and
approving a preliminary plan and special use in the R-9
District for the Buffalo Grove Nursing Home on Weiland Road
at Armstrong Drive passed 4-0. At the direction of the Board
Mr. Raysa added reverter language to the ordinance stating
that if the Certificate of Need is not obtained within a
year, the special use permit and R-9 zoning will lapse. The
petitioner would then have to return to the Board and ask for
a one year extension on the special use.
ROGERS CENTER FOR COMMERCE - EAST (ARBOR CREEK BUSINESS CENTER)
BARCLAY BOULEVARD/APTAKISIC ROAD - PLANNED UNIT DEVELOPMENT
IN THE INDUSTRIAL DISTRICT -- WORKSHOP #1
Ms. Jeanne Rogers of Arthur J. Rogers & Company stated that they
are proposing to construct four one-story buildings on Lots 1, 2
and 3 of the Arbor Creek Business Centre. The 12.25 acre site is
located at the southeast corner of Barclay Boulevard and Aptakisic
Road. The project should be completed by early 1993 and be fully
leased by early 1994, depending on market conditions.
Mr. William Schmitz stated that the Rogers Centre for Commerce
across the street is presently 80 percent leased. He noted that
RCC East is similar to the center across the street but is somewhat
different and that a certain amount of polish has been added to
this new development. The buildings' appearance has been improved
by stacking and soldiering the bands above and below the windows
with limestone. The entrance areas have been recessed and
scissored creating a step effect and a two foot elevation has been
provided above the roof line to hide air conditioning and air
stacks.
Mr. Schmitz further stated that the 12.25-acre site plan
incorporates two retention ponds owned by the Arbor Creek
Association. One pond is an easement retention pond and the other
pond is part of the wetlands, east of the rear of the southeast
building. The two buildings on the north of the property have been
divided into smaller lease units which have been very successfully
at RCC across the street.
Buffalo Grove Plan Comm-Regular Meeting-May 6, 1992-Page 3
Mr. Schmitz noted that buildings E and F revolve around a two truck
loading dock as well as a van height loading dock. The turning
radius has been increased to facilitate maneuvering by a 60 foot
tractor trailer. The parking stalls adjacent to the truck loading
docks have been removed for safety. He noted that connecting
sidewalks and stripped crosswalks have been added for tenant safety
and nature trails and picnic areas have been added for tenant
enjoyment of the area. A path has also been added connecting up to
Aptakisic Road sidewalk.
Mr. Schmitz noted that the basic concept of the north buildings is
six units clustered around each loading dock area, repeating twice.
The buildings to the south have four basic units clustered around
loading docks and are repeated three times. This is what gives
them the ability to accommodate the smaller unit tenants.
Mr. Mark Poliak of the Brickman Group stated that Arthur Rogers
Company is a very creative company which has given him the chance
to work on some very different ideas. He noted that perennials
would be used extensively which will help in saving water. They
have agreed to promote reforestation and will use irrigation, all
of which will help cut down on water usage.
Mr. Poliak stated that Rogers Company is very concerned with the
environment and would save a few of the trees on the property
although many are not worthwhile saving. However, some of the
parking area configuration has been planned to facilitate saving
certain trees. A native six foot yew hedge will be preserved and
used a screening. He stressed that a lot of meandering walks would
be used to tie into the wetlands and picnic areas and nature areas.
Mr. Schmitz noted two variations that were being requested. On the
west side of the site the parking area encroaches into the required
35-foot landscaped yard. Also in the northeastern area of the site
a parking area is within fifteen feet of a property zoned
residential by Lake County. The Zoning Ordinance requires a 30-
foot setback for parking areas abutting residentially zoned
properties and the developer requests a variation to allow the yard
to be 15 feet which is the Industrial District minimum requirement
for side and rear yards.
Commissioner Rhodes asked who owns parcel Y on the site.
Ms. Kathi Rogers stated that parcel Y is common area and will be
maintained by the association as will the ponds and wetlands.
Commissioner Rhodes inquired if the plan could be shifted eastward
as recommended by the Village Planner in order to maintain the
Buffalo Grove Plan Comm-Regular Meeting-May 6, 1992-Page 4
II
required 35-foot setback.
Mr. Schmitz stated that they will certainly be able to do that,
however the variation will still be necessary for the northeastern
area of the site and for the area along Barclay where the road
curves.
Commissioner Rhodes stated the plan looks very good just as the
first project did and he has no problem with the plan.
Commissioner Genell stated that the plan looks very good. She
asked what kind of tenants the developer is trying to attract.
Mr. Martin Kennelly of Arthur J. Rogers & Company stated that
figures from the completed RCC buildings show 16 percent of the
tenants are foreign firms who are new to the area, 25 percent of
the tenants are out of state corporations and 58 percent are local
firms who have relocated into the Buffalo Grove area. Mr. Kennelly
stressed that the businesses are all new businesses brought into
the Buffalo Grove area. He noted that there is no one predominant
industry represented as tenants but generally they appear to be
sales and service oriented businesses.
Commissioner Krug noted that he is delighted to hear that there
will be sidewalks going up to Aptakisic Road. He asked why it is
necessary to eliminate the parking spaces adjacent to the truck
loading areas.
Mr. Pfeil stated that the traffic consultant believes it would be
better to have more space available for loading and unloading and
for truck maneuverability.
Commissioner Krug inquired if there had been any negative comments
from the Police Department.
Mr. Pfeil stated that there were no negative comments from the
Police Department.
Commissioner Goldspiel asked for a description of the adjacent land
uses.
Mr. Schmitz stated that on the east side of the site there are
wetlands, a residential structure, a tavern on the corner of
Milwaukee Avenue and about 50 acres of a gravel mining operation.
On the south side of the site there are more wetlands and then
vacant property. On the north side are residences across Aptakisic
Road.
Buffalo Grove Plan Comm-Regular Meeting-May 6, 1992-Page 5
Commissioner Goldspiel asked if the east side wetlands is the part
that incorporates the existing bikepath.
Mr. Pfeil noted that there is an existing bikepath on the south
side of the wetlands. In order to get to the bikepath along the
wetlands from this site it is necessary to access the public
sidewalk along Barclay and then connect onto the bikepath through
the nature trail.
Commissioner Goldspiel asked if the nature trail would paved.
Mr. Poliak stated that crushed limestone would be used.
Commissioner Goldspiel noted that since there is bus service on
Barclay Boulevard, it would be desirable to extend the sidewalk to
the bus stop area.
Mr. Schmitz stated they will check into this and that they have no
problem trying to make this connection.
Commissioner Samuels suggested the sidewalk should be on the south
side of the main driveway from Barclay Boulevard.
Commissioner Goldspiel asked Mr. Pfeil for further information
regarding the 30 foot setback requirement on the east side of the
site.
Mr. Pfeil noted that the original annexation agreement states that
the standard 30 foot setback for the parking area adjoining the
residentially zoned property on the east side of the site will be
provided. He said that the petitioner is asking for a 15 foot
landscaped rear yard, which is the Zoning Ordinance standard when
an industrial site does not abut a residential property. He
indicated that since this is a P.U.D. the variation could probably
be approved without an amendment to the annexation agreement.
Commissioner Goldspiel stated that he would like more information
on the land use on the east side of the property and what plans
might be officially proposed by Buffalo Grove as well as
Lincolnshire and the County for that property.
Commissioner Goldspiel noted his concern with the front yard
setback variation along Barclay Boulevard. He stated he would not
like to see even a three foot encroachment if it is at all
avoidable. He suggested that all alternatives be explored that
could maintain the 35 foot setback.
Commissioner Rhodes asked where refuse collection would be
Buffalo Grove Plan Comm-Regular Meeting-May 6, 1992-Page 6
situated.
Mr. Schmitz stated that all garbage would be kept inside the
building.
Commissioner Goldspiel inquired how the parking situation at RCC
across the street has been working out.
Ms. Kathi Rogers stated that parking has been more than enough and
is working out quite well.
Mr. Schmitz stated that they like to have more than adequate
parking in their developments.
Trustee Braiman noted that the ordinance requires landscaped
islands for every 20 parking spaces.
Commissioner Goldspiel inquired if handicapped parking and building
accessibility comply with the new ADA law.
Mr. Schmitz stated that it does comply.
Commissioner Rhodes recommended going to a public hearing instead
of another workshop.
Commissioner Goldspiel noted that items that needed to be worked on
prior to the public hearing were:
1. A less rectangular pond at the northwest portion of the site.
Mr. Poliak stated that the pond is not as rectangular as the
computer generated drawing shows. He noted that the pond is
actually curved and beautifully landscaped.
All commissioners were agreeable to this explanation.
1. Solve setback issue at building E.
2 . Break up parking rows with landscaped islands.
3 . Sidewalk on south side of the main drive to connect with the
public sidewalk along Barclay.
4 . Information on the land use on the unincorporated
residentially zoned property east of the site.
Buffalo Grove Plan Comm-Regular Meeting-May 6, 1992-Page 7
JEWISH COUNCIL FOR YOUTH SERVICES, ROUTE 83 WEST OF THE LASALLE
BANK PROPERTY - REZONING TO THE OFFICE RESEARCH DISTRICT AND
APPROVAL OF A SPECIAL USE AND PRELIMINARY PLAN FOR CHILD CARE
CENTER -- WORKSHOP #2
Mr. Greg Steinberg stated that the developer has now revised the
Concept Plan and provided additional site planning information in
response to the Plan Commission's comments at the workshop on April
1st.
Mr. Jeffrey Brown stated that changes to the plan include an
increased turning radius of 62 feet for vehicles circulating around
the island at the entrance to the building and the landscaped
setback on the north side of the parking lot has been increased to
twelve feet in width.
Mr. Brown stated that LaSalle Bank already has a right turn
deceleration lane on Route 83, but according to IDOT plans the
deceleration lane will be eliminated when the road is widened. He
further noted that there is not sufficient area for stacking to
allow a left turn lane into the JCYS site. He stated that IDOT
views the proposed traffic pattern as insufficient to warrant a
left turn lane.
Mr. Greg Steinberg stated in regard to the interconnect with the
LaSalle property onto Arlington Heights Road, LaSalle Bank has
retained an architect to examine the possibility of allowing an
easement and what the impact might be to any future development of
the bank.
Mr. Greg Steinberg stated that the analysis of their Highland Park
facility shows the peak traffic times as 7:30 a.m. to 7:45 a.m.
with 8 cars, 8:45 a.m. to 9:00 a.m. with 22 cars, 11: 30 a.m. to
11: 45 a.m. with 23 cars, 12 :30 p.m. to 12 :45 p.m. with 6 cars and
3 : 00 p.m. to 3 : 15 p.m. with 8 cars and between the hours of 5:00
p.m. to 6: 00 p.m. the average is about 9 cars per quarter hour.
Commissioner Krug asked if any variations are being requested.
Mr. Pfeil stated that the 12 foot landscaped area on the north by
the parking lot adjacent to the residentially zoned property would
need a variation because a 30 foot landscaped yard is required.
He noted that the 12 foot yard is consistent with the standards of
the Village's commercial districts abutting residential properties.
Commissioner Samuels asked if the facility would act more as a day
care center or as a pre-school kindergarten facility.
Buffalo Grove Plan Comm-Regular Meeting-May 6, 1992-Page 8
Mr. Steinberg stated that they have both types of programs planned
for the facility as well as a great deal more.
Commissioner Samuels noted his concern with regard to left turns
from Route 83 during peak periods without a left turn bay.
Mr. Brown stated that IDOT would prefer that the mountable median
be used for storage instead of a short stacking space in a turn bay
which would create a dangerous situation.
Mr. Samuels noted that this site is a difficult one for any
facility especially one housing a number of children.
Mr. Brown stated that this site will be difficult for any kind of
development due to its configuration.
Commissioner Rhodes stated that he would not be able to support
this development without the easement through the LaSalle Bank
property to give the site access to Arlington Heights Road.
Commissioner Goldspiel asked if Mr. Carmignani has looked at the
revised plan.
Mr. Pfeil stated that the traffic consultant had looked at the plan
when the left turn bay on southbound 83 was still incorporated. He
noted that the traffic consultant would have to look at the new
plan again.
Commissioner Samuels stated his major concern is with the traffic
problem and he cannot endorse a plan that he feels is unsafe.
Commissioner Genell asked if Mr. Kuenkler had reported on the
detention basin.
Mr. Pfeil stated that the Village Engineer had not received an
engineering plan to review.
Trustee Braiman suggested that the developer discuss a land swap
with LaSalle Bank which may make the entire traffic question moot
because the JCYS site would have frontage along Arlington Heights
Road.
Commissioner Goldspiel asked if the six inch depression area in the
play yard would be underdrained.
Mr. Brown stated that he could not answer that question at this
time.
Buffalo Grove Plan Comm-Regular
omm Regular Meeting-May 6, 1992-Page 9
Commissioner Goldspiel asked if sidewalks or bikepaths would be
constructed on Route 83 .
Mr. Pfeil stated that an eight-foot sidewalk would be constructed
on the west side of Route 83.
Commissioner Goldspiel stated that he does not see how the
connection with Arlington Heights Road would improve the traffic
situation for this facility as most of the traffic will probably be
coming from clients from the north. He said that he would like to
hear expert testimony from the traffic consultant as well as the
Village Engineer. He asked if the 12 foot setback on the north edge
of the property is an appropriate variation.
Commissioners Samuels, Krug, .Genell and Rhodes stated they have no
problem with that variation.
The unanimous opinion of the Plan Commission was that another
workshop meeting would be necessary.
Mr. Pfeil stated that it will be necessary for the developer and
his traffic consultant to meet with the Village Engineer and Ken
Carmignani of James J. Benes and Associates to discuss access to
the site, particularly from Route 83 .
Commissioner Goldspiel stated that following items should be
addressed for the next workshop:
1. Access and traffic impact
2 . Underdraining of six inch depression area in the playground
3. Engineering plan
4. New development concept based on a land swap with LaSalle
Bank
CHAIRMAN'S REPORT - None
FUTURE AGENDA SCHEDULE
Mr. Pfeil stated that there will be public hearings for the
Buffalo Grove Gymnastics Center and the Windbrooke Apartment
Garages on May 20, 1992 .
PUBLIC COMMENTS AND QUESTIONS - None
Buffalo Grove Plan Comm-Regular Meeting-May 6, 1992-Page 10
STAFF REPORT - None
NEW BUSINESS
Commissioner Samuels stated that the sub-committee on pedestrian
safety had determined several areas that are hazardous and needed
re-striping. He suggested that Mr. Pfeil meet with the Department
of Public Works and note those needs especially on Busch Road as
well as maintenance in other areas.
Commissioner Rhodes suggested that the cyclone fence on Arlington
Heights Road, south of Bernard Drive required painting.
ADJOURNMENT
Moved by Commissioner Rhodes, seconded by Commissioner Samuels, and
unanimously carried to adjourn. Vice Chairman Goldspiel adjourned
the meeting at 9:55 p.m.
Respectfully submit d,
Fay Rubin, Re ord'ng Secretary
APP OVED BY:
ST P N GOLDSPIEL, Vice Chairman
�./
Buffalo Grove Plan Comm-Regular Meeting-May 6, 1992-Page 11